512 4th St · Marianna, PA 15345

$39,900

2 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 40 Days on market

Built 1910 6,651 sqft lot $34/sqft · 15% below area Est $47k · 15% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This fully gutted 2-bedroom, 1-bath home is a prime opportunity for cash buyers, investors, and contractors. The property has been taken down to the studs, saving you time and demo costs so you can move straight into rebuilding. With a clean slate to design the layout and finishes, this is an ideal project for a flip, rental, or resale. Property is being sold as-is and is priced with renovation in mind — bring your vision .

Key facts

• 6,651 sq ft lot
• Built 1910
• Listed 39 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Asphalt roof; Resale property
• Construction: Brick construction
• Exterior features: Small lot (~0.15 acre)

Interior

• Kitchen: Kitchen (16 x 6)
• Bedrooms: Main-level bedroom (14 x 10); Upper-level bedroom (14 x 14)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,474 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, schools F.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $18 of equity ($276 loan paydown + $-258 appreciation (-0.7% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.85% ✓
• Cap rate: 24.74%
• Cash-on-cash: 65.88%
• DSCR: 3.93
• GRM: 2.9

CMA / ARV

• ARV (median comp): $47,208
• List price: $39,900
• Delta: -15.48%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 3rd St	0.09mi	3/1.0 (+1)	1,116 (-6%)	10mo	$8,500	$8	73
709 7th St	0.11mi	3/1.0 (+1)	1,342 (+13%)	8mo	$15,000	$11	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.3%
• Equity multiple: 4.29×
• Total profit: $36,725
• Equity at exit: $10,313

10-year hold

• IRR: 69.7%
• Equity multiple: 8.72×
• Total profit: $86,295
• Equity at exit: $11,422

Cash invested: $11,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15345

• Home prices YoY: -0.6%
• Active inventory: 9
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $613

Break-even live

Break-even rent $359

Max offer price $39,900

Occupancy floor 41%

Sensitivity live

Price	-10% $636	-5% $625	+0% $613	+5% $602	+10% $591
Rent	-10% $524	-5% $569	+0% $613	+5% $658	+10% $703
Rate	-1.0pp $633	-0.5pp $624	base $613	+0.5pp $603	+1.0pp $593

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $39,900 Active 40 DOM
2. 2026-06-08
   days on market $39,900 Active 39 DOM
3. 2026-06-07
   days on market $39,900 Active 38 DOM
4. 2026-06-03
   days on market $39,900 Active 34 DOM
5. 2026-06-02
   days on market $39,900 Active 33 DOM
6. 2026-06-01
   days on market $39,900 Active 32 DOM
7. 2026-05-31
   days on market $39,900 Active 31 DOM
8. 2026-04-27
   listed $39,900 Active 487-char remark
9. 2026-03-26
   historical Expired 433-char remark

   Show marketing remark (433 chars)

   This fully gutted 2-bedroom, 1-bath home is a prime opportunity for cash buyers, investors, and contractors. The property has been taken down to the studs, saving you time and demo costs so you can move straight into rebuilding. With a clean slate to design the layout and finishes, this is an ideal project for a flip, rental, or resale. Property is being sold as-is and is priced with renovation in mind — bring your vision .

10. 2026-02-22
    listed $39,900 Active 433-char remark

    Show marketing remark (433 chars)

    This fully gutted 2-bedroom, 1-bath home is a prime opportunity for cash buyers, investors, and contractors. The property has been taken down to the studs, saving you time and demo costs so you can move straight into rebuilding. With a clean slate to design the layout and finishes, this is an ideal project for a flip, rental, or resale. Property is being sold as-is and is priced with renovation in mind — bring your vision .

11. 2011-02-08
    listed $27,000

    Show marketing remark (16 chars)

    Being Sold As-Is

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $697 · $58/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,630
• − Mortgage interest: −$2,235
• − Property taxes: −$697
• − Insurance: −$200
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,161
• Taxable income: $7,157
• Est. tax owed @ 24.0%: −$1,718
• After-tax cash flow: $5,643/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — Marianna

• Score: 60/100
• State rank: #1474
• US rank: #19015

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marianna, PA
• City population: 1,540
• Population (ZIP): 1,540

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5% Black 2%
• Common ancestry: Serbian 4% Romanian 3% Scotch-Irish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.65%
• Current HPI: 110.0185
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+47.8% since first listed

4 events — show timeline

• 2026-04-27 Listed $39,900 West Penn MLS
• 2026-03-26 Delisted — West Penn MLS
• 2026-02-22 Listed $39,900 West Penn MLS
• 2011-02-08 Listed $27,000 West Penn MLS

Property tax history

+12.5%/yr

Latest (2026): $697 · +18.1% YoY. Source: county tax records.